500M FROM THE BEACH 5 BEDROOM VILLA FOR SALE LEASEHOLD IN PERERENAN BE-1401

500M FROM THE BEACH 5 BEDROOM VILLA FOR SALE LEASEHOLD IN PERERENAN BE-1401

Bali, Bali

$1.6M

Price

3.8%

ROI

5

Bedrooms

45%

Occupancy

5 Bathrooms
Ownership: leasehold
Land: 655 m²
Build: 715 m²
Est. Revenue: $133k/yr
Avg Nightly Rate: $819

Investment Analysis

Experience the epitome of luxury living in this stunning villa in Pererenan, Bali. Just 500 meters from the beach, this property offers a prime location in one of Bali’s most desirable areas. This villa features five bedrooms, each with an ensuite bathroom and a walk-in closet. Fully-furnished with tasteful interiors, it boasts a fully equipped kitchen and a dining area that seamlessly flows into the expansive living space, making it perfect for enjoying quality time with family. Outside, the pool area is complemented by a sunken daybed and lounge. The villa also includes a private gym, a massage room, and an entertainment room complete with a pool table. Additional conveniences such as a laundry room, storage spaces, and a staff room ensure comfort and ease in your daily life. With private parking and meticulously crafted amenities, this villa serves as both a luxurious family home and a high-yield rental property. It is your key to enjoying the finest aspects of Bali living.

Bali Exception
Bali / Pererenan

500M FROM THE BEACH 5 BEDROOM VILLA FOR SALE LEASEHOLD IN PERERENAN BE-1401

Inventory
5 Beds
Bathrooms
5 Baths
Built Area
715 m²
Land Plot
655 m²
Tenure
Lease 25yr
Yield Curve Status

Grade C+ investment — short-term rental yields 5.7% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score53
GradeC+
Brixfox Intelligence
53C+Moderate
Score Breakdown
ROI & Yield58%
Capital Growth56%
Risk Profile55%
Market Demand53%

The Brixfox Score is our proprietary AI-powered rating that evaluates rental ROI, capital appreciation potential, risk factors, and local market dynamics to give you a single investment quality metric.

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+5.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-0.7%
-$54K in 5yr (-3%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
5.7%
$7,555/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
24 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
17.5 yr
Rental only

Income Breakdown

Adjust Forecast

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Nightly Rate (ADR)
$819/night
50% ($409)Brixfox estimate($819/night)200% ($1637)
Occupancy
45%
10%Brixfox estimate(45%)100%

Short-Term Rental

Yearly income
$90,655
Airbnb data$819/night · 45% occupancy
Rental income
$819/night · 45% occ.
$133,469
Running costs (20%)
Utilities, cleaning, maintenance
-$26,694
Income tax (10%)
Indonesian rental income tax
-$13,347
Property tax
Annual property tax
-$2,773
Net income
5.7% ROI
$90,655

Long-Term Rental

Yearly income
$88,758
50 comps
Rental income
$13,186/mo
$126,587
Agency fee (10%)
Finder's fee per tenant
-$12,659
Vacancy (~8%)
1.5mo gap per tenancy
-$9,737
Income tax (10%)
Indonesian rental income tax
-$12,659
Property tax
Annual property tax
-$2,773
Net income
5.6% ROI
$88,758

Short-term rental earns 1.0x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 25 years remaining.

$3.8M$2.9M$1.9M$950K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $1.6MPeak Capital Value: NowPaid back
Leasehold value decline
Resale value of your property as the lease shortens. Drops steeply in the final years.
Rental income
Cumulative net rental earnings collected over time, growing with annual revenue increases.
Total return
Capital value + rental income. Your actual total position if you sold and kept all rent.
Paid back
Year 15: cumulative rental income has repaid the full purchase price.
Illiquid zone
Under 15 years remaining. Hard to sell — banks won't lend, fewer buyers, and steep discounts required.
Unsellable
Under 5 years remaining. Effectively worthless on the open market. No financing, no buyers.
Year 5
Capital Value
$1.5M
-3%
20 years remaining
Rental Income
+$481K
Total Position
$2.0M
+27%
4.9%/yr
Year 10
Capital Value
$1.1M
-33%
15 years remaining
Rental Income
+$1.0M
Total Position
$2.1M
+33%
2.9%/yr
Year 15
Capital Value
$549K
-65%
10 years remaining
Rental Income
+$1.7M
Total Position
$2.2M
+41%
2.3%/yr
Year 20
Capital Value
$159K
-90%
5 years remaining
Rental Income
+$2.4M
Total Position
$2.6M
+64%
2.5%/yr

Location

Bali

Pererenan, Approximate area

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Airbnb Comp Analysis

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
5.7% annual return
Occupancy
Weak
45% average occupancy
Nightly Rate
Strong
$819 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
655 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
25 years remaining on lease

Top Highlights

Premium nightly rate of $819 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Generous 655 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 45% — factor in seasonal gaps

This villa is a strong investment. High rental demand and good returns make it suitable for both active and passive investors.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
3.8%
$4,998/mo
40% occ.
5.1%
$6,741/mo
45% occ.
5.7%
$7,555/mo
current
55% occ.
7.0%
$9,298/mo

Lease Timeline

25 years remaining
Safe Zone

Your lease is in the safe zone. The property is liquid on the resale market and maintains strong valuation.

ℹ️

Financing note: Banks generally do not finance leasehold properties, regardless of the remaining duration. Buyers must purchase with cash or alternative financing.

25+ yr: Safe
15-25yr: Caution
<15yr: Illiquid

Data Sources & Methodology

ROI calculations use verified Brixfox Intelligence rental data from a 12-month trailing window. Opex: 20% owner-managed, 45% fully-managed. Includes 10% Indonesian rental tax (PPh) and annual property tax (PBB). Market factors in Bali may impact actual yields.